USJ 11 is 22 x 70. 3 rooms upstairs, 1 room downstairs. But don't think you can get at 700k. I believe rate now is 800 - 850k.

Should be 22 x 75...2 storeys. 3 room upstairs, 1 room downstairs.
I think the 1.5 storey only has 1 room upstairs.

The playground in USJ11 is quite nice and full of activities.

USJ11 if renovated, easily 850 - 900k now. Kitchen extensions these days cost more than 100k.

This post has been edited by funniman: Feb 12 2025, 07:19 PM

One of the most problematic area is water pipes. USJ was built in the 1990s, the metal pipes would tend to get clogged inside. Easiest way is to check all the taps and see if there's good water pressure. Next thing is to get a ladder, open up the access panel, no need to climb up but to see if the roof tiles got any stars or light shining in. For termites, they usually like the small room below the staircase or kitchen. Water gutters usually would be rusted or broken. Go check out the house during raining day, daytime and drive around during night time. Look out for neighbours parking right outside yr house and also chat with neighbours if possible.

On the same token, a seller may say the market price is RM800k and renovation cost RM200k. Therefore the selling price is RM1.0m. But your bank value the house at RM800k, and would only give loan of 80% based on 800k. Therefore your loan is 640k. Which means to say you need cash of 160k + 200k to buy that house. Never be taken in by the renovation costs.

My unit is in USJ11. When tenant left, one neighbour called me and ask if I want to sell. I say no la...want to keep. Later I found out he stay in corner and buy 3 other units, each for his children. Nowadays, it is parents buy for kids.

That's what I thought, lagi spend at least 100k to renovate the house.
But no la, I not selling. Just keep house and collect rentals.

Nowadays, very hard to get landed house with good neighbourhoods.

This post has been edited by funniman: May 22 2025, 03:34 PM

USJ11 Harmoni / next to Bayu Condo

My experience is new condos are not necessarily good workmanships. Many lemons in terms of quality and good neighbours. It is better to buy something which you know what you are getting.
Living nearby yr parents got lots of advantages, free meals, free baby sitting, etc. It is like so near yet so far away to have your own home.

USJ 11 one of the best precinct in USJ. Got very nice field where ppl do taichi, dancing, jogging, etc. Lagi got football and rugby also. Then you have Taipan shops with probably 10 banks there opposite side and USJ9 shops. Just across road is MPSJ office.
Surrounding USJ 11, are schools in USJ 6, USJ 13 and USJ 12.

Sometimes it is better to have many ikan bilis properties than 1 big kerapu property. Small size houses can sell or rent out easily, the big ones have to wait.

Do note the original water pipes are mostly clogged or rusted.
Have to replace them especially the incoming pipes from water meter to water tank above ceiling.

Iron pipe rusting inside make water pressure very low. Once moved in, very difficult to replace. More so pipe from meter come into the house under floors or below beams. My old USJ11 house has this problem.

New houses use those black pipes is good but tend to leak at joints. They do not use threaded pipes but fiction locking mechanisms. There's tendency those elbows crack after some time. My present house kena 2 times from slipped joints at water tank area and my downstairs toilet suffer internal leak behind tiles. Pening.

USJ 3,4 & 5 are quite ok as long as no outsiders loiter around with back lanes fenced up. The only lingering problem is not 100% residents want to pay. Many are already retired and every sen counts. I think the only properly gated place in USJ Subang Jaya is USJ Heights.

USJ13 is also ok. I drove in there few times.
But do not assume the place is properly secured and let your guard down. Most of these gng areas just use 4 ft high wired fence around the perimeter and employ few guards to man the entrance. Anyone can still climb over the fence and run wild.

Really....got any details?

From what I know, long ago yes. But not since last 5 years.

This post has been edited by funniman: Aug 8 2025, 05:41 AM

We do not just buy houses. We buy environment, security, type of neighbours as well.

No wonder I still renting houses.